We are intending to purchase a 1 bedroom flat in Tooting with a mortgage. We would like to retain our Tooting lawyer, however the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Tooting conveyancer as well as pay for one of their panel ones to represent them. We feel that this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Tooting conveyancing solicitor to apply to be on the conveyancing panel.
At what point does exchange of contracts occur in sale conveyancing in Tooting and am I required to attend the solicitors office?
Where you are local to one of the conveyancing solicitors in Tooting you are invited in to sign documents. That being said, the firms we work with provide a national conveyancing service and give just as comprehensive and professional a job for you when dealing with you by post or email. The signing of the contract is not the point of no return. A signed contract simply enables the solicitor to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Tooting)to be in the office at the appropriate time.
My uncle passed away last year and as sole heir and executor I was left the property in Tooting. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
Given you plan to refinance then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
My father pointed out to me me that in buying a property in Tooting there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Tooting which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Tooting should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Tooting Conveyancing Quality Solicitors on the Principality conveyancing panel?
Some major banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
When it comes to lenders such as Lloyds, do Tooting property lawyers incur an annual charge to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Is it necessary to take out insurance to address the risk of chancel repairs when buying a house in Tooting?
Unless a prior purchase of the house completed after 12 October 2013 you could assume that conveyancing practitioners conducting conveyancing in Tooting to remain recommending a chancel search and or insurance against a claim.
I am looking for a conveyancing lawyer in Tooting for my purchase. Can I review a firm’s record with the legal regulator?
You can search for published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor call for training reasons.